Massachusetts has long prided itself on being one of the most progressive states in the union. And the best kind of progress is one that builds to help the less fortunate.
In November, Bay State voters will decide whether to cap annual rent increases at either 5 percent or the previous year’s inflation, whichever is lower. Our Legislature is also considering a ban on algorithms that help landlords set rents, since these programs often recommend price increases in markets with housing shortages.
There’s no question that low-income Massachusetts residents desperately need relief. Statewide median rent has climbed to $2,595 a month, the third highest in the country. The situation is especially bad in Lowell, where more than half of renter households spend over 30 percent of their income on housing.
As a pastor, I’ve seen what happens when those in need are left to suffer. I believe elected leaders are called to be shepherds, to respond when their constituents need help with compassion and forward thinking.
Supporters of rent control in Massachusetts are working in good faith. As the Gospel of Matthew says, “Whatever you did for one of the least of these brothers and sisters of mine, you did for me.”
But even the best intentions can yield unintended consequences for those we’re called to serve. That’s why even some of the most progressive think tanks in the country oppose rent control.
For one thing, capping rent increases across the board would provide the biggest savings to high-income households. A couple that can afford to pay over $5,000 a month renting a 1,700-square-foot, three-bedroom townhouse in Chelmsford can certainly afford a rent hike that slightly outpaces inflation.
Good policies target the people they’re designed to help. By offering windfalls to millionaire renters, the proposal on the ballot reveals that it’s misguided.
Implementing rent control and banning rent-pricing algorithms would also make it harder to address the root cause of the problem: Massachusetts’ persistent shortage of housing.
Our commonwealth has been underbuilding for decades, with Beacon Hill’s own assessment suggesting we’ll need to build 222,000 homes by 2035 to meet demand and keep costs under control. In 2024, municipalities issued permits for fewer than 12,000 new units, setting us up for a massive shortfall.
Building our way out of this hole is already an uphill struggle. Unfortunately, these well-intentioned policies would further discourage home construction.
The ballot measure exempts new builds from rent control for 10 years, but developers rely on revenue projections that stretch 20, 30 or even 40 years into the future. And without access to algorithms that provide in-depth analysis of local market conditions, developers might be unwilling to take a leap of faith on the basis of incomplete information.
No less than New York City Mayor Zohran Mamdani, a self-described democratic socialist, acknowledges that it’s impossible to fix a housing shortage without help from the private sector. Our approach needs to be collaborative and bring everyone together.
Gov. Maura Healey, who describes herself as a “proud progressive” but opposes statewide rent control, has already shown us the blueprint for what results-oriented progressivism looks like in Massachusetts.
Her all-the-above housing plan puts billions of dollars toward public housing while also streamlining environmental reviews, legalizing accessory dwelling units, and offering a tax credit for projects that convert unused commercial properties into residential units.
Lowell’s own state Sen. Vanna Howard has also advanced this agenda with a bill that would clarify and speed up the site plan review process, making it easier and cheaper to build new homes.
These policies are working. Lowell rents have dropped 6.4 percent in the past year. If we implement rent control now, we risk reversing this hard-won progress.
Those who support rent control have their hearts in the right place — they understand that rent is too high and help is needed. But rather than risk further dwindling our housing supply, let’s work together on a progressivism that builds.
Shay Bohannon is an award-winning media personality, television producer, and radio host with more than a decade of experience using media to inform, educate, and empower communities. For the past 10 years, she has been a dedicated advocate for housing equity across Massachusetts, working to expand access to resources, affordable housing, and opportunities for underserved populations. Her passion for service and storytelling continues to bridge the gap between media and meaningful community impact.
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